Unlocking the Power of Time Impact Analysis in Construction
If you are contemplating bidding on a project the Contractor/Client should become intimately familiar with the specified scheduling requirements as stated in the Contract. Specifically, with what is required for a time extension request, and how the contract contemplates dispute resolution. The contractor/client needs to be knowledgeable of these requirements and include the cost of sufficient resources in their bid to adequately administer these requirements.
In almost all cases, the contract will require some form of a Time Impact Analysis (TIA) when a time extension is requested. A TIA is a scheduling methodology that utilizes a Critical Path Method (CPM) schedule to demonstrate how a proposed or past change and resulting delays affect a project’s timeline. As construction projects grow in complexity, with multiple moving parts and stakeholders, the importance of timely and comprehensive TIAs cannot be overstated.
However, not every construction firm has the in-house expertise to conduct thorough time impact analyses for construction projects. This is where a construction time impact analysis consultant comes in. Here are six signs that indicate you might need to bring in an expert to navigate the complex world of construction delays and changes.
#1: Complex Project Delays and Changes
It is imperative that the contractor/client carefully develop, monitor, revise and manage their project schedule because it is going to be the basis of any TIA if delays or changes occur.
Modern construction projects are a maze of interconnected activities. A delay in one area can have cascading effects across the entire project. This is especially true when multiple concurrent delays occur or when significant design changes or change orders are introduced mid-project. Tracking the impact of these delays on critical path activities can be a daunting task without the right tools and expertise.
A skilled time impact analysis consultant can help you evaluate and develop a professional TIA that will provide timely notice, quantify the delay, and reserve your rights under the Contract.
#2: Potential Contract Disputes and Claims
Construction delays often lead to contract disputes and claims, and unfortunately, potential litigation. Having a thoroughly documented TIA can be the difference between a favorable outcome and costly litigation. Timeliness and transparency are essential. However, the documentation requirements for delay claims can be complex, and often require expert analysis. A TIA is only one component of this process.
A construction time impact analysis consultant can help provide the objective, third-party analysis needed to protect your interests in a dispute. They can help you build a strong case by demonstrating the cause-and-effect relationship between delays and their impact on your project’s timeline and budget. Of course, this is a team effort and will require detailed coordination from the contractor’s/client’s staff.
#3: Resource Allocation Challenges
Construction delays don’t just affect your timeline; they also have an effect on your resource allocations. When multiple trades are affected by delays, it can lead to resource resequencing issues, impact material delivery schedules, and labor availability conflicts. If a delay potentially involves your subcontractors and suppliers, they should be brought in as soon as possible and incorporated into your TIA. Supporting contemporaneous documentation by everyone involved is mandatory. Managing these resource challenges requires a deep understanding of your project’s CPM schedule and the ability to quickly analyze the impact of delays.
A time impact analysis consultant can help you optimize your resource allocation in the face of delays. By analyzing your schedule and identifying opportunities for resource leveling and resequencing, they can help you minimize the cost and schedule impact of delays.
#4: Navigating Complex Regulatory and Compliance Requirements
Construction projects are subject to a myriad of regulatory and compliance requirements, from public agency mandates to contract-specified TIA requirements. Navigating these requirements can be a full-time job in itself, requiring a deep understanding of local construction codes, documentation standards, and your planned means and methods.
A construction time impact analysis consultant can help you ensure compliance with all relevant regulations and requirements. They can help you develop TIAs that meet the stringent documentation standards of public agencies and ensure that your project completion stays in compliance throughout its lifecycle.
#5: When is there a need for a Recovery Schedule?
When delays occur, getting your project schedules back on track may require a schedule recovery plan. However, developing these plans can be challenging, especially when multiple recovery scenarios need to be considered or when complex acceleration requirements are involved. Example: If the contractor/client is 10 days behind schedule, be it the contractor /client’s fault or the owners fault, it is recommended that the contractor/client provide a well thought out documented delay that requires identifying the party responsible for the need to develop a recovery schedule. Generally speaking, if a revised schedule is required to recover from an owner caused delay the contractor/client should be compensated for all costs associated with the recovery. If it is a contractor/client caused delay, the contractor/client should work closely with its partners (subcontractors vendors) to develop a reasonable recovery schedule to mitigate the delay. Assessing the impact of different recovery options requires a level of scheduling expertise that many firms don’t have in-house.
A time impact analysis consultant can help you develop and evaluate schedule recovery plans. They can model different recovery scenarios and assess their impact on your project’s timeline.
#6: Development of a Complex TIA
Conducting a thorough TIA requires CPM scheduling expertise, specialized skills and tools but most importantly it requires input from the contractor’s/client’s staff who have hands on detailed understanding of your project and are intimately familiar with the construction details of the delay’s origin, causation, and effect. The contractor/client has to be prepared to provide detailed supporting documentation to quantify the delay and identify the associated costs. Many construction firms simply don’t have this level of expertise in-house, and pulling resources away from other projects to conduct a TIA can be challenging but in order to have an effective and accurate TIA the Contractor/client must be prepared to have his staff contribute.
Bringing in a construction time impact analysis consultant allows you to augment your team’s expertise. A consultant can provide the specialized skills and tools needed to conduct a thorough TIA, jointly working with the contractor’s/client’s staff to develop a professional TIA.
The Bottom Line: Professional TIA Consulting Drives Project Success
In the complex world of modern construction, delays and changes are inevitable. How you respond to these challenges can make a difference and minimize a costly claims process. By bringing in a professional construction time impact analysis consultant, you can navigate these challenges with confidence. Ready to take control of your construction project’s timeline? Contact us to learn how our expert time impact analysis services can help you achieve project success. With over 35 years of experience in construction management, we have the skills and knowledge to tackle even the most complex scheduling challenges. Don’t let delays derail your project – partner with the TIA experts at The Swaney Corporation/Crowe Construction Inc. and keep your project on track.